FORM 10-QSB--QUARTERLY OR TRANSITIONAL REPORT UNDER SECTION 13 OR 15(d) OF
                        THE SECURITIES EXCHANGE ACT OF 1934
                        Quarterly or Transitional Report



                      U.S. SECURITIES AND EXCHANGE COMMISSION
                             Washington, D.C. 20549

                                  Form 10-QSB/A

(Mark One)
[X] QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE
    ACT OF 1934

                    For the quarterly period ended June 30, 2000


[ ] TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE
    ACT OF 1934


                For the transition period from _________to _________

                         Commission file number 0-13408


                             CENTURY PROPERTIES FUND XX
         (Exact name of small business issuer as specified in its charter)



         California                                              94-2930770
(State or other jurisdiction of                               (I.R.S. Employer
 incorporation or organization)                              Identification No.)

                          55 Beattie Place, PO Box 1089
                        Greenville, South Carolina 29602
                      (Address of principal executive offices)

                                 (864) 239-1000
                           (Issuer's telephone number)


Check  whether the issuer (1) filed all reports  required to be filed by Section
13 or 15(d) of the  Exchange  Act during the past 12 months (or for such shorter
period that the registrant was required to file such reports),  and (2) has been
subject to such filing requirements for the past 90 days. Yes X No___



<PAGE>

Note: The Form 10-QSB for the quarter ended June 30, 2000 of Century  Properties
      Fund XX is being  amended to correct  the  overstatement  of cash and cash
      equivalents, debt trustee escrow, and estimated costs during the period of
      liquidation and the  understatement  of non-recourse  promissory  notes as
      originally reported.


                         PART I - FINANCIAL INFORMATION


ITEM 1.     FINANCIAL STATEMENTS

a)

                           CENTURY PROPERTIES FUND XX

                    STATEMENT OF NET LIABILITIES IN LIQUIDATION
                                   (unaudited)
                          (in thousands, except unit data)

                                  June 30, 2000



     Assets
        Cash and cash equivalents                               $ 1,842
        Receivables and deposits                                    385
        Debt trustee escrow                                      10,974
        Investment properties                                     5,680

                                                                 18,881
     Liabilities
        Accounts payable                                             31
        Tenant security deposit liabilities                          33
        Accrued property taxes                                       38
        Other liabilities                                           304
        Non-recourse promissory notes (Note A)                   18,584
        Estimated costs during the period of liquidation            337

                                                                 19,327

     Net liabilities in liquidation                              $ (446)


                   See Accompanying Notes to Financial Statements


<PAGE>

b)

                           CENTURY PROPERTIES FUND XX

               STATEMENT OF CHANGES IN NET LIABILITIES IN LIQUIDATION
                                   (Unaudited)
                                   (in thousands)
                         Six Months Ended June 30, 2000



Net liabilities in liquidation at beginning of period                    $ (373)

Changes in net liabilities in liquidation attributed to:
   Increase in cash and cash equivalents                                    124
   Decrease in receivables and deposits                                    (293)
   Increase in debt trustee escrow                                        8,704
   Decrease in investment properties                                    (26,461)
   Decrease in accounts payable                                              51
   Decrease in tenant security deposit payable                               92
   Decrease in accrued property taxes                                       204
   Increase in other liabilities                                           (128)
   Decrease in Non-Recourse Promissory Notes and interest                17,971
   Increase in estimated costs during the period of liquidation            (337)

Net liabilities in liquidation at end of period                         $  (446)

                   See Accompanying Notes to Financial Statements


<PAGE>


c)

                           CENTURY PROPERTIES FUND XX

                             STATEMENT OF OPERATIONS
                                   (Unaudited)
                          (in thousands, except unit data)


<TABLE>
<CAPTION>

                                                   Three Months Ended  Six Months Ended
                                                      June 30, 1999      June 30, 1999
Revenues:
<S>                                                      <C>                <C>
  Rental income                                          $ 2,067            $ 4,004
  Other income                                               153                412
  Income from deficiency certificate settlement               91                 91
      Total revenues                                       2,311              4,507

Expenses:
  Operating                                                  651              1,376
  General and administrative                                 154                457
  Depreciation                                               434                859
  Interest to promissory note holders                        627              1,255
  Property taxes                                             159                316
      Total expenses                                       2,025              4,263

          Net income                                      $  286              $ 244

Net income allocated to general partner (2%)               $   6                $ 5

Net income allocated to limited partners (98%)               280                239

                                                          $  286              $ 244

Net income per limited partnership unit (61,814
  units authorized and outstanding)                      $  4.53             $ 3.87
</TABLE>

                   See Accompanying Notes to Financial Statements


<PAGE>


d)

                           CENTURY PROPERTIES FUND XX

                             STATEMENT OF CASH FLOWS
                                   (Unaudited)
                          (in thousands, except unit data)
                         Six months Ended June 30, 1999




Cash flows from operating activities:
   Net income                                                            $  244
   Adjustments to reconcile net income to net
     cash provided by operating activities:
     Depreciation                                                           859
     Amortization of deferred charges                                       116
     Deferred interest on non-recourse promissory notes                     627
     Change in accounts:
        Receivables and deposits                                         (1,012)
        Other assets                                                       (113)
        Accounts payable                                                      8
        Tenant security deposit liabilities                                  (2)
        Accrued property taxes                                               43
        Accrued interest-promissory notes                                   627
        Other liabilities                                                    (4)

           Net cash provided by operating activities                      1,393

Cash flows from investing activities:
    Property improvements and replacements                                 (162)
    Lease commissions paid                                                  (53)

           Net cash used in investing activities                           (215)

Cash flows used in financing activities:
    Loan costs paid                                                        (390)

Net increase in cash and cash equivalents                                   788

Cash and cash equivalents at beginning of period                          9,197

Cash and cash equivalents at end of period                              $ 9,985

                   See Accompanying Notes to Financial Statements

<PAGE>

e)

                           CENTURY PROPERTIES FUND XX

                          NOTES TO FINANCIAL STATEMENTS
                                   (Unaudited)


Note A - Basis of Presentation

As of December  31,  1999,  Century  Properties  Fund XX (the  "Partnership"  or
"Registrant")  adopted the  liquidation  basis of accounting due to the imminent
loss of its remaining investment properties.

The  Partnership's  Nonrecourse  Promissory Notes (the "Notes") of approximately
$18,342,000 in principal and accrued  interest were in default due to nonpayment
upon maturity on November 30, 1998.  The Notes are secured by a deed of trust on
all properties owned by the  Partnership.  The Promissory Notes bear interest at
eight percent per annum except that interest of up to four percent was deferred,
provided the Partnership made interest  payments on the unpaid principal balance
of at  least  four  percent  per  annum.  The  deferred  interest  does not bear
interest.  Fox Capital Management  Corporation  ("FCMC" or the "Managing General
Partner"), the general partner of the Partnership's general partner,  previously
contacted the indenture  trustee for the Notes and certain  holders of the Notes
regarding  this  default.  On October 28, 1999 the  Partnership  entered  into a
forbearance  agreement with the indenture  trustee for a period of 390 days. The
Trustee has indicated,  however,  that it will extend the forbearance  period to
accommodate the completion of the sale of the Partnership's  remaining property.
In turn, the Partnership  agreed to (a) deliver to the indenture trustee for the
benefit of the note holders all of the accumulated cash of the Partnership, less
certain  reserves  and  anticipated  operating  expenses,  (b) market all of its
properties  for  sale,  (c)  deliver  all cash  proceeds  from any  sales to the
indenture  trustee  until the notes are fully  satisfied and (d) comply with the
reporting  requirements  under the indenture.  Based on the proceeds received to
date from sales of Partnership  assets and the anticipated net proceeds from the
sale of the Partnership's  remaining  property,  it is unlikely the sales of the
Partnership's   assets  will  generate   sufficient  proceeds  to  pay  off  the
Nonrecourse  Promissory  Notes  in  full.  If the  Partnership  cannot  sell its
property for sufficient  value,  in accordance with the terms of the forbearance
agreement,  it is likely that the  Partnership  will lose its  property  through
delivery to an auctioneer  who would sell the assets for the benefit of the Note
holders.

As a result of the  decision  to  liquidate  the  Partnership,  the  Partnership
changed its basis of  accounting  for its  financial  statements at December 31,
1999, to the  liquidation  basis of accounting.  Consequently,  assets have been
valued at estimated net realizable  value and liabilities are presented at their
estimated   settlement   amounts.   The  valuation  of  assets  and  liabilities
necessarily  requires many estimates and  assumptions  and there are substantial
uncertainties in carrying out the liquidation.  The actual realization of assets
and  settlement of liabilities  could be higher or lower than amounts  indicated
and is based upon the Managing General Partner's estimates as of the date of the
financial statements.

Included in liabilities in the statement of net liabilities in liquidation as of
June 30,  2000 is  approximately  $337,000  of costs,  net of  income,  that the
Managing  General  Partner  estimates  will be  incurred  during  the  period of
liquidation  based  on the  assumption  that  the  liquidation  process  will be
completed by December 31, 2000. Because the success in realization of assets and
the settlement of liabilities  is based on the Managing  General  Partner's best
estimates,  the  liquidation  period may be shorter than  projected or it may be
extended beyond the projected period.

Note B - Transfer of Control

Pursuant  to a series  of  transactions  which  closed  on  October  1, 1998 and
February 26, 1999,  Insignia Financial Group, Inc. and Insignia Properties Trust
merged into Apartment  Investment and Management Company  ("AIMCO"),  a publicly
traded real estate investment trust, with AIMCO being the surviving  corporation
(the "Insignia Merger").  As a result, AIMCO acquired 100% ownership interest in
the Managing General Partner. The Managing General Partner does not believe that
this  transaction  has had or will have a  material  effect on the  affairs  and
operations of the Partnership.

Note C - Transactions with Affiliated Parties

The  Partnership  has no employees  and is  dependent  on the  Managing  General
Partner  and  its  affiliates  for  the  management  and  administration  of all
partnership activities.  The Partnership Agreement provides for certain payments
to affiliates for services and as reimbursement of certain expenses  incurred by
affiliates on behalf of the Partnership.

The following  transactions with affiliates of the Managing General Partner were
incurred during the six month periods ended June 30, 2000 and 1999:

                                                                  2000      1999
                                                                  (in thousands)
 Property management fees (included in operating expenses)        $ 74      $ 78
 Reimbursement for services of affiliates (included in
   investment properties, operating and general
   and administrative expenses)                                     76        87

During the six months ended June 30, 2000 and 1999,  affiliates  of the Managing
General  Partner were entitled to receive 5% of gross  receipts from both of the
Partnership's  residential  properties as  compensation  for providing  property
management  services.  The  Partnership  paid to such  affiliates  approximately
$74,000  and  $78,000  for  the  six  months  ended  June  30,  2000  and  1999,
respectively.  For the Partnership's commercial properties,  these services were
provided by an unrelated party for the six month periods ended June 30, 2000 and
1999.

Affiliates of the Managing General Partner received reimbursement of accountable
administrative  expenses amounting to approximately  $76,000 and $87,000 for the
six months ended June 30, 2000 and 1999, respectively.

AIMCO and its affiliates  currently own 3,601 limited  partnership  units in the
Partnership  representing  5.826% of the  outstanding  units.  A number of these
units were acquired  pursuant to tender offers made by AIMCO or its  affiliates.
It is possible  that AIMCO or its  affiliates  will make one or more  additional
offers to acquire  additional limited  partnership  interests in the Partnership
for cash or in exchange for units in the operating  partnership of AIMCO.  Under
the  Partnership  Agreement,  unitholders  holding a  majority  of the Units are
entitled  to take action  with  respect to a variety of matters.  When voting on
matters,  AIMCO would in all  likelihood  vote the Units it acquired in a manner
favorable  to the  interest of the  Managing  General  Partner  because of their
affiliation with the Managing General Partner.

Note D - Contingency

On January 24,  1990,  a  settlement  agreement  was executed by and between the
Partnership  and certain  defendants in  connection  with legal  proceedings  at
Commonwealth  Centre.   Lincoln  Property  Company   ("Lincoln"),   one  of  the
defendants,  provided the  Partnership  with a deficiency  certificate  totaling
$1,250,000 pursuant to Lincoln's company-wide debt restructuring plan. Effective
December 31, 1994, the obligators under this collateral pool agreement exercised
their  right to extend  the  maturity  date of the  deficiency  certificates  to
December 31, 1997.  The senior  obligators  have accepted an offer to settle the
outstanding  amounts due from Lincoln at a discounted rate. The Managing General
Partner  was  obligated  to accept  the  initial  settlement  which  equated  to
approximately  $256,000.  Prior  to this  settlement,  the  Partnership  had not
recorded a receivable  on the financial  statements  due to the  uncertainty  of
receiving any funds. The initial settlement related to the cash collateral pool,
and the Partnership  received further funds of approximately  $45,000 during the
remaining months of 1998 as well as approximately  $91,000 during the six months
ended June 30, 1999. It is anticipated that the Partnership will not receive any
additional funds from the settlement.

With receipt of this  settlement,  the  Partnership has recorded income from the
settlement in the financial  statements.  The current  settlement relates to the
cash available to distribute in the collateral pool.

Note E - Segment Reporting

Description  of the types of products  and  services  from which the  reportable
segment derives its revenues:

The Partnership has one remaining  reportable segment:  one commercial property.
The  commercial  property  segment  consists  of one  office  complex  in  North
Carolina.  The Partnership  leases office space for terms that typically  exceed
one year. The properties in the  residential  property  segment were sold during
the six months ended June 30, 2000. Effective December 31, 1999, the Partnership
adopted  the   liquidation   basis  of  accounting  (see  "Note  A  -  Basis  of
Presentation").  As a result, segment information is only provided for the three
and six month periods ended June 30, 1999.

Measurement of segment profit or loss:

The  Partnership  evaluates  performance  based on segment  profit (loss) before
depreciation.  The accounting policies of the reportable segment are the same as
those of the  Partnership  as described in  Partnership's  Annual Report on Form
10-KSB for the year ended December 31, 1999.

Factors management used to identify the enterprise's reportable segment:

The  Partnership's  reportable  segment  consists of investment  properties that
offer different products and services.  The reportable segments are each managed
separately  because they  provide  distinct  services  with  different  types of
products and customers.

Segment  information  for the three and six month periods ended June 30, 1999 is
shown  in  the  tables  below  (in  thousands).   The  "Other"  column  includes
partnership administration related items and income and expense not allocated to
the reportable segments.
<TABLE>
<CAPTION>

       Three months ended
         June 30, 1999           Residential    Commercial       Other       Totals

<S>                                 <C>           <C>             <C>       <C>
Rental income                       $  731        $ 1,336         $ --      $ 2,067
Other income                            30              5           118         153
Income from settlement                  --             --            91          91
Interest expense                        --             --           627         627
Depreciation                           115            319            --         434
General and administrative
  expense                               --             --           154         154
Segment profit (loss)                  306            552          (572)        286


        Six months ended
         June 30, 1999           Residential    Commercial       Other       Totals

Rental income                      $ 1,455        $ 2,549         $ --      $ 4,004
Other income                            57              7           348         412
Income from settlement                  --             --            91          91
Interest expense                        --             --         1,255       1,255
Depreciation                           230            629            --         859
General and administrative
  expense                               --             --           457         457
Segment profit (loss)                  583            934        (1,273)        244
Total assets                        11,033         21,911        10,148      43,092
Capital expenditures for
  investment properties                120             39            --         159
</TABLE>

Note F - Sale of Investment Properties

On March 27, 2000, the Partnership sold Linpro Park to an unaffiliated party for
$9,500,000.  The net sales  proceeds  of  approximately  $9,002,000  were  wired
directly to the Indenture Trustee as required by the forbearance agreement.

On April 7, 2000, the Partnership sold The Corners Apartments to an unaffiliated
third  party  for   approximately   $4,000,000.   The  net  sales   proceeds  of
approximately  $3,712,000  were  wired  directly  to the  Indenture  Trustee  as
required by the forbearance agreement.

On May 8, 2000, the Partnership  sold Metcalf 103 Office Park to an unaffiliated
third party for approximately  $3,120,000.  The net sales proceeds of $2,878,000
were wired  directly to the  Indenture  Trustee as  required by the  forbearance
agreement.

On June 20,  2000 the  Partnership  sold  Harbor  Club  Downs for  approximately
$11,000,000.  The net sales  proceeds of  approximately  $10,200,000  were wired
directly to the Indenture Trustee as required by the forbearance agreement.

Note G - Legal Proceedings

In March 1998, several putative unit holders of limited partnership units of the
Partnership  commenced an action  entitled  Rosalie  Nuanes,  et al. v. Insignia
Financial  Group,  Inc., et al. in the Superior Court of the State of California
for the County of San Mateo. The plaintiffs  named as defendants,  among others,
the  Partnership,  its Managing  General Partner and several of their affiliated
partnerships  and corporate  entities.  The action  purports to assert claims on
behalf of a class of limited  partners and derivatively on behalf of a number of
limited  partnerships  (including  the  Partnership)  which are named as nominal
defendants,  challenging the acquisition of interests in certain general partner
entities by Insignia Financial Group, Inc. ("Insignia") and entities which were,
at one  time,  affiliates  of  Insignia;  past  tender  offers  by the  Insignia
affiliates to acquire limited  partnership units; the management of partnerships
by the  Insignia  affiliates;  and the  Insignia  Merger.  The  plaintiffs  seek
monetary damages and equitable  relief,  including  judicial  dissolution of the
Partnership.  On June 25, 1998,  the  Managing  General  Partner  filed a motion
seeking  dismissal  of the action.  In lieu of  responding  to the  motion,  the
plaintiffs have filed an amended  complaint.  The Managing General Partner filed
demurrers to the amended complaint which were heard February 1999.

Pending the ruling on such  demurrers,  settlement  negotiations  commenced.  On
November 2, 1999,  the parties  executed and filed a Stipulation  of Settlement,
settling claims,  subject to final court approval,  on behalf of the Partnership
and all limited  partners  who owned  units as of November 3, 1999.  Preliminary
approval of the settlement  was obtained on November 3, 1999 from the Court,  at
which time the Court set a final approval  hearing for December 10, 1999.  Prior
to the December 10, 1999 hearing,  the Court received various  objections to the
settlement, including a challenge to the Court's preliminary approval based upon
the alleged lack of authority of prior lead counsel to enter the settlement.  On
December 14, 1999, the Managing  General  Partner and its affiliates  terminated
the  proposed  settlement.  In  February  2000,  counsel  for some of the  named
plaintiffs filed a motion to disqualify plaintiff's lead and liaison counsel who
negotiated  the  settlement.  On June  27,  2000,  the  Court  entered  an order
disqualifying them from the case. The Court will entertain applications for lead
counsel which must be filed by August 4, 2000. The Court has scheduled a hearing
on August 21, 2000 to address the issue of appointing lead counsel. The Managing
General Partner does not anticipate that costs associated with this case will be
material to the Partnership's overall operations.

The  Partnership is unaware of any other pending or outstanding  litigation that
is not of a routine nature arising in the ordinary course of business.

<PAGE>

ITEM 2.     MANAGEMENT'S DISCUSSION AND ANALYSIS OR PLAN OF OPERATIONS

The  matters  discussed  in this Form  10-QSB  contain  certain  forward-looking
statements  and  involve  risks and  uncertainties  (including  changing  market
conditions,   competitive  and  regulatory   matters,   etc.)  detailed  in  the
disclosures  contained  in this  Form  10-QSB  and the  other  filings  with the
Securities and Exchange  Commission made by the  Partnership  from time to time.
The  discussion  of  the  Partnership's  business  and  results  of  operations,
including  forward-looking  statements pertaining to such matters, does not take
into account the effects of any changes to the Registrant's business and results
of operations.  Accordingly,  actual results could differ  materially from those
projected in the forward-looking  statements as a result of a number of factors,
including those identified herein.

The  Partnership's  investment  property  consists  of one  business  park.  The
following  table sets forth the average  occupancy  of the  property for the six
months ended June 30, 2000 and 1999:

                                                   Average Occupancy
      Property                                      2000       1999

      Highland Park Commerce Center (1)             84%        91%
         Charlotte, North Carolina

(1)   The decrease in occupancy at Highland Park  Commerce  Center is due to the
      loss of seven tenants over the past twelve months  occupying 17,885 square
      feet, which represents approximately 16% of the total space.

As of December  31,  1999,  Century  Properties  Fund XX (the  "Partnership"  or
"Registrant")  adopted the  liquidation  basis of accounting due to the imminent
loss of its remaining investment properties. Pursuant to the terms of the Notes,
the  Partnership  was  required to pay interest at a rate of 4% per annum on the
Notes,  and accrue the  additional 4% per annum due on the Notes.  The Notes are
secured  by the  Partnership's  property.  The  Notes,  which had a  balance  of
principal and accrued  interest of  approximately  $18,342,000 at June 30, 2000,
matured on November 30, 1998. On October 28, 1999 the Partnership entered into a
forbearance  agreement  with the indenture  trustee for a period of 390 days. In
turn,  the  Partnership  agreed to (a) deliver to the indenture  trustee for the
benefit of the note holders all of the accumulated cash of the Partnership, less
certain  reserves  and  anticipated  operating  expenses,  (b) market all of its
properties  for  sale,  (c)  deliver  all cash  proceeds  from any  sales to the
indenture  trustee  until the notes are fully  satisfied and (d) comply with the
reporting  requirements  under the indenture.  Based on the proceeds received to
date from sales of Partnership  assets and the anticipated net proceeds from the
sale of the Partnership's  remaining  property, it is unlikely the sales of the
Partnership's   assets  will  generate   sufficient  proceeds  to  pay  off  the
Nonrecourse  Promissory  Notes  in  full.  If the  Partnership  cannot  sell its
properties for sufficient value, in accordance with the terms of the forbearance
agreement,  it is likely that the Partnership  will lose its properties  through
delivery to an auctioneer  who would sell the assets for the benefit of the Note
holders.

As a result of the  decision  to  liquidate  the  Partnership,  the  Partnership
changed its basis of  accounting  for its  financial  statements at December 31,
1999 to the  liquidation  basis of  accounting.  Consequently,  assets have been
valued at estimated net realizable  value and liabilities are presented at their
estimated   settlement   amounts.   The  valuation  of  assets  and  liabilities
necessarily  requires many estimates and  assumptions  and there are substantial
uncertainties in carrying out the liquidation.  The actual realization of assets
and  settlement of liabilities  could be higher or lower than amounts  indicated
and is based upon the Managing General Partner's estimates as of the date of the
financial statements.

Included in liabilities in the statement of net liabilities in liquidation as of
June 30,  2000 is  approximately  $337,000  of costs,  net of  income,  that the
Managing  General  Partner  estimates  will be  incurred  during  the  period of
liquidation  based  on the  assumption  that  the  liquidation  process  will be
completed by December 31, 2000. Because the success in realization of assets and
the settlement of liabilities  is based on the Managing  General  Partner's best
estimates,  the  liquidation  period may be shorter than  projected or it may be
extended beyond the projected period.

On March 27, 2000, the Partnership sold Linpro Park to an unaffiliated party for
$9,500,000.  The net sales  proceeds  of  approximately  $9,002,000  were  wired
directly to the Indenture Trustee as required by the forbearance agreement.

On April 7, 2000, the Partnership sold The Corners Apartments to an unaffiliated
third  party  for   approximately   $4,000,000.   The  net  sales   proceeds  of
approximately  $3,712,000  were  wired  directly  to the  Indenture  Trustee  as
required by the forbearance agreement.

On May 8, 2000, the Partnership  sold Metcalf 103 Office Park to an unaffiliated
third  party  for   approximately   $3,120,000.   The  net  sales   proceeds  of
approximately  $2,878,000  were  wired  directly  to the  Indenture  Trustee  as
required by the forbearance agreement.

On June 20,  2000 the  Partnership  sold  Harbor  Club  Downs for  approximately
$11,000,000.  The net sales  proceeds of  approximately  $10,200,000  were wired
directly to the Indenture Trustee as required by the forbearance agreement.

As part of the ongoing  business plan of the  Partnership,  the Managing General
Partner  monitors the rental  market  environment  of its  remaining  investment
property  to  assess  the  feasibility  of  increasing  rents,   maintaining  or
increasing  occupancy  levels and protecting the  Partnership  from increases in
expenses. As part of this plan, the Managing General Partner attempts to protect
the Partnership  from the burden of  inflation-related  increases in expenses by
increasing rents and maintaining a high overall occupancy level. However, due to
changing market  conditions,  which can result in the use of rental  concessions
and  rental  reductions  to  offset  softening  market  conditions,  there is no
guarantee that the Managing General Partner will be able to sustain such a plan.

The following is a general  description of the tax consequences  that may result
to a limited partner upon the sale of the Partnership's remaining property. Each
limited  partner should consult with his or her own tax advisor to determine his
or her particular tax  consequences.  The taxable gain and income resulting from
the  sale  of the  Partnership's  property  will  pass  through  to the  limited
partners, and will likely result in income tax liability to the limited partners
without any distribution of cash from the Partnership.

Highland Park Commerce Center

During  the  six  months  ended  June  30,  2000,  the   Partnership   completed
approximately  $46,000 of capital  improvements at Highland Park Commerce Center
consisting  primarily of tenant  improvements.  The property is currently  being
marketed  for  sale;  therefore,   no  funds  have  been  budgeted  for  capital
improvements for the year 2000.  Capital  improvements will be made as necessary
until the property is sold.

<PAGE>


                           PART II - OTHER INFORMATION


ITEM 1.     LEGAL PROCEEDINGS

In March 1998, several putative unit holders of limited partnership units of the
Partnership  commenced an action  entitled  Rosalie  Nuanes,  et al. v. Insignia
Financial  Group,  Inc., et al. in the Superior Court of the State of California
for the County of San Mateo. The plaintiffs  named as defendants,  among others,
the  Partnership,  its Managing  General Partner and several of their affiliated
partnerships  and corporate  entities.  The action  purports to assert claims on
behalf of a class of limited  partners and derivatively on behalf of a number of
limited  partnerships  (including  the  Partnership)  which are named as nominal
defendants,  challenging the acquisition of interests in certain general partner
entities by Insignia Financial Group, Inc. ("Insignia") and entities which were,
at one  time,  affiliates  of  Insignia;  past  tender  offers  by the  Insignia
affiliates to acquire limited  partnership units; the management of partnerships
by the  Insignia  affiliates;  and the  Insignia  Merger.  The  plaintiffs  seek
monetary damages and equitable  relief,  including  judicial  dissolution of the
Partnership.  On June 25, 1998,  the  Managing  General  Partner  filed a motion
seeking  dismissal  of the action.  In lieu of  responding  to the  motion,  the
plaintiffs have filed an amended  complaint.  The Managing General Partner filed
demurrers to the amended complaint which were heard February 1999.

Pending the ruling on such  demurrers,  settlement  negotiations  commenced.  On
November 2, 1999,  the parties  executed and filed a Stipulation  of Settlement,
settling claims,  subject to final court approval,  on behalf of the Partnership
and all limited  partners  who owned  units as of November 3, 1999.  Preliminary
approval of the settlement  was obtained on November 3, 1999 from the Court,  at
which time the Court set a final approval  hearing for December 10, 1999.  Prior
to the December 10, 1999 hearing,  the Court received various  objections to the
settlement, including a challenge to the Court's preliminary approval based upon
the alleged lack of authority of prior lead counsel to enter the settlement.  On
December 14, 1999, the Managing  General  Partner and its affiliates  terminated
the  proposed  settlement.  In  February  2000,  counsel  for some of the  named
plaintiffs filed a motion to disqualify plaintiff's lead and liaison counsel who
negotiated  the  settlement.  On June  27,  2000,  the  Court  entered  an order
disqualifying them from the case. The Court will entertain applications for lead
counsel which must be filed by August 4, 2000. The Court has scheduled a hearing
on August 21, 2000 to address the issue of appointing lead counsel. The Managing
General Partner does not anticipate that costs associated with this case will be
material to the Partnership's overall operations.

<PAGE>

ITEM 6.     EXHIBITS AND REPORTS ON FORM 8-K

            a)    Exhibits:

                    Exhibit 10.6,  Purchase and Sale Contract between Registrant
                    and  Galaxy   Investments,   Inc.,  an  unrelated   Delaware
                    Corporation, effective March 27, 2000, regarding the sale of
                    Linpro Park.

                    Exhibit 10.7,  Purchase and Sale Contract between Registrant
                    and   Pennsylvania   Realty   Group,   Inc.,   an  unrelated
                    Pennsylvania Corporation, effective April 7, 2000, regarding
                    the sale of The Corners Apartments.

                    Exhibit  10.8,  Amendment  to  Purchase  and  Sale  Contract
                    between  Registrant and Pennsylvania  Realty Group, Inc., an
                    unrelated Pennsylvania Corporation, effective April 7, 2000,
                    regarding the sale of The Corners Apartments.

                    Exhibit 10.9, Second Amendment to Purchase and Sale Contract
                    between  Registrant and Pennsylvania  Realty Group, Inc., an
                    unrelated Pennsylvania Corporation, effective April 7, 2000,
                    regarding the sale of The Corners Apartments.

                    Exhibit 10.10, Third Amendment to Purchase and Sale Contract
                    between  Registrant and Pennsylvania  Realty Group, Inc., an
                    unrelated Pennsylvania Corporation, effective April 7, 2000,
                    regarding the sale of The Corners Apartments.

                    Exhibit 10.11, Purchase and Sale Contract between Registrant
                    and Chambers & Associates  Commercial Real Estate  Services,
                    L.L.C.,  an  unrelated  Kansas  limited  liability  company,
                    effective May 8, 2000,  regarding the sale of Metcalf Office
                    Park.

                    Exhibit  10.12,  Amendment  to  Purchase  and Sale  Contract
                    between Registrant and Chambers & Associates Commercial Real
                    Estate  Services,   L.L.C.,   an  unrelated  Kansas  limited
                    liability company, effective May 8, 2000, regarding the sale
                    of Metcalf Office Park.

                    Exhibit  10.13,   Second  Amendment  to  Purchase  and  Sale
                    Contract  between   Registrant  and  Chambers  &  Associates
                    Commercial Real Estate Services, L.L.C., an unrelated Kansas
                    limited liability company,  effective May 8, 2000, regarding
                    the sale of Metcalf Office Park.

                    Exhibit 10.14, Third Amendment to Purchase and Sale Contract
                    between Registrant and Chambers & Associates Commercial Real
                    Estate  Services,   L.L.C.,   an  unrelated  Kansas  limited
                    liability company, effective May 8, 2000, regarding the sale
                    of Metcalf Office Park.

                    Exhibit   10.15,   Agreement  of  Purchase   Agreement   and
                    Assumption  between  Chambers & Associates  Commercial  Real
                    Estate  Services,   L.L.C.,  and  Metcalf   Associates-2000,
                    L.L.C.,  dated April 7, 2000,  regarding the sale of Metcalf
                    Office Park.

                    Exhibit 10.16, Purchase and Sale Contract between Registrant
                    and Housing Systems, Inc., an unrelated Georgia Corporation,
                    effective  June 20, 2000,  regarding the sale of Harbor Club
                    Downs.

                    Exhibit  10.17,  Amendment  to  Purchase  and Sale  Contract
                    between  Registrant and Housing Systems,  Inc., an unrelated
                    Georgia Corporation,  effective June 20, 2000, regarding the
                    sale of Harbor Club Downs.

                    Exhibit 27, Financial Data Schedule,  is filed as an exhibit
                    to this report.

            b)      Reports on Form 8-K:

                    None filed during the quarter ended June 30, 2000.

<PAGE>


                                   SIGNATURES



In accordance with the  requirements of the Exchange Act, the Registrant  caused
this  report to be  signed on its  behalf  by the  undersigned,  thereunto  duly
authorized.



                                    CENTURY PROPERTIES FUND XX


                                    By:   FOX PARTNERS III
                                          Its General Partner


                                    By:   FOX CAPITAL MANAGEMENT CORPORATION
                                          Its Managing General Partner


                                    By:   /s/Patrick J. Foye
                                          Patrick J. Foye
                                          Executive Vice President


                                    By:   /s/Martha L. Long
                                          Martha L. Long
                                          Senior Vice President
                                          and Controller


                                    Date: November 14, 2000